HomeMy WebLinkAboutSR - Scenic Roads 105 Scudders LaneTown of Barnstable
Planning & Development Department
Staff Report
Scenic Roads Application
105 Scudder’s Lane, Barnstable
Meeting Date: November 17, 2025
To: Stephen Robichaud, Chair, Planning Board
From: Planning & Development Department Staff
Applicant: Thomas and Patricia Butler
Property Address: 105 Scudder’s Lane, Barnstable
Assessor’s Map/Parcel: 258/014
Zoning District: Residential (RC-2), Old King’s Highway Historic District (OKH)
Background
The applicant, Thomas and Patricia Butler, has requested permission to create two new curb cuts and remove
portion of an existing stone wall to accommodate a semi-circular driveway. The applicant also seeks to extend
the existing stonewall to close off an existing curb cut, located on Scudder’s Lane in Barnstable.
Other Approvals
An application for this project was recently made to the Old King’s Highway (OKH) Historic District Committee.
On October 22, 2025 the OKH unanimously approved the application.
Scenic Roads Background:
The purpose of the Scenic Roads ordinance (Chapter 180) is “To protect the scenic quality and character of
certain Town roads.” Scenic Roads applications apply to tree removal within the road right-of-way of
designated Scenic Roods in Barnstable, but also apply to the tearing down, painting, or destruction of stone
walls.
The Planning Board shall consider the following criteria and shall not grant approval if the proposed action
will be in violation of one or more of the following:
A. Preservation of historic values;
B. Preservation of scenic and aesthetic quality of the area;
C. Protection of natural resource and environmental systems;
D. Public safety;
E. Compatibility with surrounding neighborhood.
The local Scenic Roads Ordinance (Chapter 180) also discusses “Compensatory actions” by applicants,
stating:
“Since the purpose of these regulations is to protect the scenic quality and character of designated
roads, such as the planting of new trees or the reconstruction of stone walls in making its decision, if
the overall effect of the proposed alteration, including compensatory action, is to maintain or improve
the scenic quality and character of the road, the Board may grant approval that otherwise would be
denied.”
Planning & Development Staff Report
Scenic Roads Application – 105 Scudder’s Lane
2
Draft Findings
Should the Board vote to approve the application proposal, staff recommends the following findings:
1. The property location 105 Scudder’s Lane, Barnstable, is shown on Assessor’s Map 258, Parcel 014
in the Residential (RC-2) zoning district.
2. The applicant, Thomas and Patricia Butler, propose to create two new curb cuts and remove
portion of an existing stone wall to accommodate a semi-circular driveway located on Scudder’s
Lane. The applicant also seeks to extend the existing stonewall to close off an existing curb cut.
3. The property is located in the Barnstable Old King’s Highway Historic District. The Barnstable Old
King’s Highway Historic District Committee approved an application for this project on October 22,
2025.
4. The application materials give evidence that the proposal is consistent with the purpose of the
Scenic Roads ordinance; to protect historic values, natural resources and environmental systems
of this portion of Scudder’s Lane in Barnstable.
Draft Conditions
Should the Board find to grant the Scenic Road application approval, it may wish to consider the following
conditions:
1. The relief granted shall be substantially in conformance with the record plans entitled “Landscape
Plan” dated September 23, 2025, and last revised October 14, 2025 by Wahler Landscapes.
2. This Decision shall be recorded at the Barnstable County Registry of Deeds and copies submitted to
the Planning Board and Building Division prior to the issuance of any building permit and
commencement of use.
3. The rights of this Scenic Roads application must be exercised within 2 years from the date it is filed
with the Town Clerk’s Office.